How to Get Rid of Squatters

Written on June 8, 2015 by , updated on December 28, 2015

SquattersWhen your tenant remains on your property without paying rent, he’s called a holdover tenant, also known as a tenancy at sufferance.

But you can also consider him to be a squatter – a person who unlawfully occupies property you own.

Sometimes squatters hold a certain attitude, as if they have rights to your property. And depending on the circumstances, and the local laws, they sometimes do.

That’s right! If a squatter has been allowed to occupy a property for some time, they might have the same landlord-tenant rights as holdover tenants.

Some jurisdictions are friendlier to squatters than others are. San Francisco, for example, has a tenants’ union that helps squatters stay on your property.

A Common Problem

Pay attention to this case, particularly if you live in the California:

What about Trespassers?

Let’s say you have rental property that has been vacant and you haven’t been to visit it for a while. When you do go … surprise! You find some uninvited and unwelcome residents living there. Can you kick them out?

It depends. In some cities, if squatters turned on utilities at that address in their name, they might be able to claim residency. Even though these people are stealing your property, the police consider this a civil, not a criminal, matter.

To get the squatters out, you would need to open a court case. Fun, huh? You probably know that most court systems aren’t exactly the epitome of efficiency. The case could take months or even years to resolve.

This is the dark side of landlording, and it’s a huge flaw in the justice system.

What You Can’t Do

If you find an unwelcome squatter living on your property or if you have a tenant who stopped paying rent, you can’t do the following:

  • Put padlocks on the place to keep him out
  • Shut off utilities
  • Try to intimidate him in any way

Courts could view those acts as self-help, or illegal, and could fine you.

Regarding shutting off utilities, it’s probably better to keep them on anyway. Your squatter might improvise by using candles that could start a fire. He also might continue to use the bathroom facilities … even when they aren’t working. Enough said there.

What You Should Do

Try to avoid a squatter situation from happening. If you plan to leave your property vacant, make sure that it’s secure. You or a property management company should also check on the place regularly.

If you already have a squatter, here’s what you could do:

  1. Call the Police
    Act immediately if you discover a squatter by calling the police. The longer you wait, the more likely it will be for the courts to think you gave this person consent to be there. If the police declare this a civil matter and won’t remove the squatter, start the eviction process.
  2. Give Notice, and then File an Unlawful Detainer action
    Once you serve the eviction notice, you could get lucky, and the squatter might leave. If not, you’ll need to file an unlawful detainer lawsuit, which is the formal way to evict. Make sure you follow your state’s laws.
  3. Hire the Sheriff to Force the Squatter Out
    If the squatter is still sticking around after you’ve won your lawsuit, you’ll need to pay for a sheriff or police officer to get him out.
  4. Legally Handle the Abandoned Personal Property
    Find out what you can and cannot do with any stuff the squatter might have left behind. You probably can’t just get rid of it and would need to follow proper procedure for your jurisdiction. Many times, you can place it in a storage unit at the tenant’s expense. If they don’t pay to remove the items, the storage facility will auction it off.


Property owners need to do what they can to protect themselves against squatters.

Unfortunately, the law favors squatters by treating them as tenants even though this is unfair to owners. It places the hardship on legal owners instead of on wrongful squatters. Until there are laws that give landlords immediate relief and that punish the squatters, we’ll see this problem continue.

Have you ever had a problem with a squatter? If so, share your story in the comments below.

Get Updates by Email!

Join 100,000+ Amazing Rental Managers

  • Weekly Articles & Tips
  • Updates on Rental Laws
  • ​Useful Tools & Resources

295 CommentsLeave a Comment

  • Lynn

    I purchased a home several months ago. The previous owner was going to move out one month ago but he is still there. The utilities are in my name now, I have paid all bills and fees for last month. He says he is leaving but he doesn’t. He has most of his furniture in the home and the garage. The home is in Illinois. Is he a squatter now? How do I get him to move out?

  • joe shmoe

    from what I’ve read its a bit worse than this … even if the squatter LEAVES after you’ve obtained a writ of possession from the court, if you change the locks yourself the squatter could complain to the police for wrongful eviction, basically claim you’ve conducted a self-help eviction. only the police have the right to enforce the writ of possession and .. from my understanding , until the squatter has removed all of their belongings and surrendered any key they may have, they are still in possession so you have to get the police to evict them

  • Christine Maple

    We had a tenant who, before she moved out, let her grandmother move in and gave her the key. The grandmother did not pay any rent so we gave her a 30 day notice. She asked for an additional week and then finally left. We changed the locks and got started on fixing the house up. One of our employees who was supposed to be working on the house just moved in with his girlfriend. Now we have to give him a30 day notice. 😡

  • Ellen Hansen

    My son recently, last Wednesday, decided to allow a friend stay with him for 2 weeks in order to find a place near him. How long can he stay without rights of becoming a squatter? In California, is it 2 weeks or 1 month that he would become a legal resident?

  • ger

    to the Ben Sherwood of ABC. CBS anchor Otis Livingston that i met told me he had sexual contact with Sherwood’s wife Livingston also wants to kill Sherwood’s wife if she will open her mouth!!!! becareful of Otis Livingston he is maniac and crime!!!!!!!!!!

Join the Discussion

Your email address will not be published. Required fields are marked *

 characters available. Be short, sweet and to the point.